You need an income that meets three requirements:Rents increase faster than inflation to offset constantly rising prices.It must be reliable; it continues even during economic downturns.It must last throughout your lifetime.These are all long-term requirements, so the current interest rates are not the major issue.

Pricelabs aided in all my properties (except one I stayed in for a week last month) increase revenue last month (Jan 2025) as much as 27% over Jan 2024.

In the next 4 years my income will drastically increase, but I don’t want to wait 4 years to buy another property that will be an investment.

Given that the property was worth $390K in its current condition, I saw an opportunity to make the numbers work while keeping my upfront costs low.Instead of increasing my cash offer, I negotiated a $25K down payment with the seller carrying the balance for two years through owner financing.

There will be no assessment for increase in taxes or insurance so remains at $1935.

If you were able to increase the value of the property significantly after the rehab, then you could bring the deal to a community bank  to refinance and take the hard money lender out.You keep all the equity and don’t have to file a partnership return for your annual tax return, which can be costly.  

My easiest, no hassle, lowest expense rentals are the ones where the tenants stay 5 + years, do minor maintenance themselves, call me immediately with any issues so I can fix them before they become much more costly, and agree to annual market adjusted rent rate increases.  

Do the schools have increasing or decreasing student enrollment?

Dealcheck is FREE and it offers an app for calculators.I’m shocked that that your team hasn’t told you how much your ROI would increase and user engagement just by having an app.

You can increase returns with leverage (that is a mortgage) or with value add (renovations, additions etc).I think cap rates (rents minus expenses divided by purchase price) on commercial and industrial is higher with less work involved, but its more expensive than I can afford--so I know next to nothing about that land.